As a Notary Signing Agent in 2008, I derived about 95 percent of my business income from mortgage transactions. When the real estate industry crashed, banks stopped lending, and credit tightened, so consumers weren’t getting loans. That means about 95 percent of my work dried up, too.

At that time, I knew the market would rebound, but in the meantime, I needed other ways to generate income from sources that were not as volatile, sources that would carry me through the tough times when the real estate market was dry. Alternate sources of revenue are also a good supplement even in good times; you can’t make your best living going back to the same old sources again and again.

Almost 10 years later, I’ve reinvented my business model to include multiple streams of revenue that include everything from marital trusts to Notary consulting and speaking engagements. And if the real estate market crashes again, I’m covered, because loan signings only comprise about 10 percent of my business.

If you want to successfully weather dry spells and grow the kind of business that thrives no matter what the market is doing, you need a variety of roots that go deep. You need to learn how to reinvent yourself. But how do you figure out exactly what else you might be capable of doing that also pays well?

Consider Past Lives

Often, we’ve been doing the same thing for so long that we forget who we were before we became NSAs. People forget they have a past life, but that can limit you. Take a look at yourself in terms of your life experiences, and the contacts you had before you started mobile Notary work.

I know someone who used to work as an interpreter but is now a Notary. But there’s a market for mobile interpretation services; these are services she could provide and charge for in addition to Notary work.

Many NSAs come from other professions or industries that mesh well with mobile Notary work. This is particularly true in the real estate sector. Loan originators and real estate agents have skill sets they developed in those professions that can easily transfer to your mobile Notary business. Consider the education you’ve obtained, the work you used to do and the transferable skills you learned. Everything from public speaking to word processing skills can be repurposed.

Consider Niches

One of the first things I did after the market crashed was investigate niches. What kinds of documents exist in the legal industry? What documents do attorneys need notarized? What do their clients need notarized? Prenuptial agreements, or marital settlement agreements, need to be notarized. I later hooked up with a company to get trained on the documents in a trust. I now understand the documents in a trust package like an NSA would know about the documents in a loan package. I leveraged skills I already had and then used them in a different industry.

I’m also preparing to take the state fiduciary exam, which means I will soon be able to manage the financial affairs of someone who can’t do it for themselves. Fiduciaries can make a high hourly wage — around $90 an hour. I had to go back to school and make a financial investment in myself, but it’s one that will easily pay off.

About one-third of my business comes from mobile Notary work. I specialize in documents that people in hospitals need notarized, such as power of attorney documents and advanced healthcare directives. Every day, I’m being called by patients in such places who need mobile services. These hospital visits pay me about half what a loan signing costs, but I have no printer or maintenance costs and no certification costs. I show up with my tools, and the assignment doesn’t take an hour.

About another 20 percent of my business comes from consulting services I provide to other Notaries who are also trying to reinvent themselves and get into other lines of work. I’m teaching other people to do what I’ve done.

As a Notary Signing Agent, regardless of where you hold your commission, you could be presented with a deed, mortgage or deed of trust for notarization that requires a witness (or witnesses). But in your state, signature witnesses may not be required. Who makes the rules?

First, let’s be very clear that a signature witness and a credible witness are not the same thing. While a credible witness is used to identify the signer, a signature witness is only present to witness the signing of the document. Neither is a signature witness the same as a witness to a signature by mark made by a signer with a physical disability who cannot write his or her name.

Rather, a signature witness is sometimes required for recording a deed or mortgage related to real property. The requirement is dictated by the state where the document will be recorded, not the state where the signing occurs. You could hold a Notary commission in a state that requires extra witnesses, and it will be your regular practice to obtain the signatures of witnesses on documents. Or, you could hold a commission in a state that does not require witnesses, but be asked to obtain additional signatures of witnesses for a deed or mortgage that will be recorded in a state that does.

So, which states require signature witnesses? There are five states: Connecticut, Florida, Georgia, Louisiana, and SouthCarolina.

Since the combination of state of record with state of signing may change what you can or can’t/should or shouldn’t do, knowing what to consider is key.

Know Your Responsibilities:

The issuing agency is responsible for providing clear instructions about witnesses to the Signing Agent. That said, it is the Notary’s responsibility to obtain the necessary signatures of witnesses on the documents when required.

The signer provides the witness, not the Signing Agent.

All five states except Georgia require two witnesses.

In certain states you can act as both Notary and witness, while in others you can’t. In Connecticut, Florida and South Carolina, the Notary may act as a witness; in Georgia and Louisiana, the Notary may not.

For Notaries with commissions in a state not requiring additional witnesses, take note that some states allow the Notary to be a witness, while certain states do not. The District of Columbia and Maine have strong recommendations against it, while Georgia, Kansas and Washington restrict it outright.

Signature witnesses do not need to be identified and their signatures are not notarized.

Be Prepared to Handle the Situation

As with any signing assignment, taking time to prepare will save you, and your signers, potential headaches.

Prescreen your documents prior to the signing to see if a witness is required.

Carefully read all instructions from your contracting company related to required witnesses.

If you’re unsure if witnesses are required, take the initiative and ask your contracting company about it.

Be clear about your own state’s permissions and restrictions about a Notary acting as a witness.

Be sure the signer knows they must have witnesses to attend the signing.

It’s all coming together: You’ve got your eye on a home, and you’ve called your agent at all hours to tour the place repeatedly and make sure it’s absolutely perfect. You’re ready to lock this down and make an offer.

But wait! Have you really gathered all the intel you possibly can?

It’s tough, we know, to get an accurate feel for a neighborhood—especially if you’re new to the area or afraid someone else will swoop in on your dream home if you don’t act fast. Sure, you can check crime rates and do online research about schools and local events. But there’s one other very simple thing you can do to uncover a fountain of immediate info: Talk to the neighbors. Because who knows the area better than the people who already live there?

“Most people are willing to talk with prospective buyers,” says Randy Rabney, co-CEO of the Lichtman-Rabney Group in Maplewood, New Jersey. “If you see a neighbor outside, just politely approach them, tell them you are considering buying the house for sale on the street, and ask if they mind answering a couple of questions. I have never seen a person refuse.”

Although it might feel awkward to approach strangers before or after looking at a house, Rabney says savvy buyers will make a habit of it.

Not sure what to ask? Here are five insightful questions that will help you glean some useful info.

1. ‘How would you describe the area, and what it’s like living here?’

This is a great open-ended question that allows neighbors to spill whatever comes to mind first—which is often the things that they love (and hate) the most about their neighborhood.

“This opens the door to anything they may want to share without restriction,” says Al Cannistra, a Realtor® in Texas.

While real estate agents are limited in the information that they can disclose to you about a neighborhood, neighbors don’t have such restrictions. They can potentially offer realistic information about neighborhood safety, demographics, and anything else you’d like to know.

But beware, Cannistra cautions: If you disclose which house you’re considering, there’s always the chance that personal relations with the seller could taint the neighbor’s response. And of course, people’s perspectives can differ. Focus on getting a good feel for the vibe of the neighborhood, and make sure to ask several neighbors the same questions, so you can get a more accurate picture.

2. ‘If you could change anything at all about the neighborhood, what would it be?’

Cannistra suggests following up with this question, which will allow the person you’re talking to to discuss any drawbacks to the area, such as limited parking, barking dogs or other inconveniences that might become big annoyances if you purchase a home in the area.

3. ‘Do particular schools have a reputation for being strong or weak in a certain area?’

Schools should be a major concern, even if you don’t have kids. That’s because a good school district usually translates into higher property values; potential buyers with families will want to be in the right district.

You’ll find lots of resources online to learn about school system ratings, but nothing beats hearing about the personal experience of families who have kids enrolled in the local schools, says Ali Wenzke, a moving expert from Chicago and author of “The Art of Happy Moving.” You should also ask the neighbors about the specific school programs that your children need.

“Do you need a school with individualized education programs, gifted programs, or before and after care?” Wenzke says. “Speaking to neighbors can help you learn what a school is really like, which is difficult to find online.”

4. ‘How do people like to socialize in the neighborhood?’

Were you hoping for backyard barbecues and couch karaoke parties? Running partners and wine buddies? Do you prefer a peaceful vibe, or do you find quiet to be eerie, and possibly sinister?

“This is a great question if you want to find out whether you’re a good fit for the neighborhood,” Wenzke says. “Neighbors may say that there’s not a neighborhood social scene, or that there are block parties and an open-door policy. You can find out if socializing happens through the community center, religious organizations, school, dinner parties, sports, or book clubs.”

Acknowledgments are one of the most common notarial acts requesting by signers. As a notary public you have probably done many acknowledgments, but how well do you know the ins and outs of one? Take a look at the four things you need to know to perform these notarizations properly.

Requesting

The first thing a Notary must do in order to take an acknowledgment is to positively identify the signer according to Notary law. Since the signer is asking to “acknowledge” their signature, a Notary must verify that it is theirs.

Certificate Wording

When taking an acknowledgment a Notary must complete the appropriate acknowledgment certificate working that complies with state law. Keep in mind that a Notary should not complete certificate wording for notarial acts such as a jurat when taking an acknowledgment.

Declare Willingness

Performing an acknowledgment is phrased “acknowledgment” because the signer in question is acknowledging that they are signing the document with their own free will. In most states, the signer verbally acknowledges to the Notary they are signing with their free will.

Signing before meeting

A signer may write his or her signature on the document prior to meeting with a Notary. Once a Notary is present they are identified and verbally acknowledge their signature.

Shocking pink hair, multiple piercings, and a neck tattoo. The person seated across from you looks nothing like the middle aged, silver haired woman on her ID. Midlife crisis? Or is it fraud?

Or, what about an individual who has just undergone significant weight loss surgery, grown a full beard that obscures his face, or removed that beard?

The most important duty of a Notary is to verify the identity of the signer. And the fact that your signer does not resemble their ID photo certainly raises a red flag. But it doesn’t mean that the signer is an imposter.

While a visual match between the ID photo and the person present is preferable, the challenge arises when the match is not obvious. A lack of absolute visual match is not necessarily a reason to reject the ID. Here are some guidelines to keep in mind when faced with this challenge:

Don’t Rely Solely On Variable Physical Traits

A person’s appearance changes over time, and sometimes frequently. Features such as hair style or color, weight, facial hair, and whether a person wears contacts or eyeglasses are all subject to change. In states with varying driver’s license terms and renewal policies, the ID photo may be 10, 15 or 20+ years old.

For instance, Arizona only requires a new photo every 12 years, one of the longest terms in the nation. Even when someone renews their driver’s license, many states do not require them to get a new photo.

So when examining the ID, consider the following:

Look at the birthdate to see if the signer appears to be the appropriate age.

Look at fixed traits such as ear shape and placement, jaw or chin shape, eye shape, or distance between facial features.

Look at the person’s general physical description (height, weight, color of eyes or hair, etc.).

If a single element is different but the other information on the ID (signature, height, etc.) is reasonably accurate, take that into account when deciding whether to accept the ID.

Look Beyond Physical Evidence Of Identity

As part of your process, ask the signer basic questions about the information on the ID.

What is their zip code?

What is their birthdate or astrological sign?

What is the number of their street address?

You should also observe their behavior. Are they trying to rush you or spontaneously provide justification as to why their signature or appearance doesn’t match?

No matter how detailed your state’s laws are, eventually Notaries will encounter situations where the law is silent and provides no guidance. What do you do then? You follow the “Standard of Care” — in other words, time-tested practices to ensure you perform your duties in an honest and ethical manner.

During NNA 2017 in Dallas, Texas, three leading experts on Notary laws and procedures talked with attendees about situations where laws lacked guidelines and Notaries had to rely on their own ethics and standards. The National Notary magazine spoke with these three experts — Michael Closen, professor of law emeritus at the John Marshall Law School; Kathleen Butler, Executive Director of the American Society of Notaries; and Ozie Stallworth, director of electronic notarization and notary enforcement for the North Carolina Department of the Secretary of State — about what these standards are, how Notaries can learn about them and how they help and protect Notaries.

Ambiguous Situations

No matter where they work, Notaries can encounter a surprising variety of requests. Customers come to Notaries with requests to notarize school forms for children, real estate documents, powers of attorney, car title transfers and much more. Notaries may be asked to perform services not only for customers but for friends and family members as well. It’s small wonder that many Notaries eventually run into situations where state law gives them no instructions.

For example, Notaries in California are not permitted to notarize documents that give them a direct financial or beneficial interest beyond their Notary fee. But, what if the Notary’s husband asks her to notarize a document that grants him a large sum of money? California doesn’t prohibit notarizing for a family member, and the money isn’t going to the Notary. Is there a conflict of interest because the Notary is married to the signer? In this case, the California Notary would have to rely on recommended professional standards of care instead of clearly defined rules in the statute.

What Is A “Standard Of Care” For Notaries?

What exactly is a standard of care, and how does it apply to situations like this? Essentially, it means taking extra steps to ensure you act ethically and professionally when notarizing, even if your state law doesn’t specifically tell you to.

“Given the high responsibility of the duties Notary Public perform, what is prudent and reasonable for them?” Butler asked. “To maintain their commissions and perform official acts in strict compliance with applicable laws and rules; to behave ethically in all matters; to follow professional best practices; to use common sense judgment, and to know the boundaries of their notarial authority.”

Finding guidance outside of state law can help you determine the best ethical choice. One resource is The Notary Public Code of Professional Responsibility, an ethical code created by the NNA with input from Notary and legal experts to help guide Notaries when state laws aren’t clear. While the recommendations in the Code aren’t mandatory, they are designed to help Notaries make informed and ethical choices in ambiguous situations.

In the situation of the California Notary and her husband above, Article II-B-5 of the Code advises against notarizing for a close relative because, even if state law allows it, someone might see the Notary’s relationship to the signer as a sign of possible bias and challenge the notarization in court. The woman tells her husband to find a different Notary to ensure that there is no appearance of impropriety — in other words, she has chosen to adhere to the best standard of care.

Practice Standards Of Care

Closen, one of the nation’s leading experts on Notary law, said that when statutes don’t clearly address a legal dispute involving a notarization, courts will often look to see how the Notary chose to perform his or her duties in the absence of clear instructions. If the Notary is shown to have made a reasonable effort to act ethically and follow best practices, the court is more likely to look favorably on the Notary’s conduct.

“Best practices have to be time-tested, and more importantly they have to be a method that people of integrity and diligence would follow,” he said.

The experts offered examples of sound Notary practices:

Always using a seal. A number of states do not require Notaries to use a seal or stamp. However, it’s common for notarized documents without seals to be questioned or even rejected when sent to another state or country. Closen said that no state forbids the use of a seal and many that don’t require it still have recommended guidelines for its use. It is a good standard of professional conduct for Notaries in states that don’t require seals to still use them for every notarization.

Hollywood Christmas Parade

There is one thing everyone living near Los Angeles must do the Sunday after Thanksgiving and that is going to Sunset Blvd and watching the Hollywood Christmas Parade. The annual parade features floats, balloons, bands, equestrians, and a lot of celebrities. Admission to the event is free but selected seating can be purchased.
Where: Los Angeles, Ca
When: Nov. 26
For more information visit http://thehollywoodchristmasparade.org/

Thanksgiving Lunch at the Aquarium of the Pacific

This is not your typical Thanksgiving but it is one you need to experience. Spend the day alongside sea otters, jellyfish, and a whole lot of fish as you enjoy a traditional buffet at the Aquarium’s Cafe Scuba. After your meal, continue to explore over 11,000 animals.
Tickets are $55 for adults, $27.50 for children under 12.
Where: Long Beach, Ca
When: Nov. 23
For more information visit http://www.aquariumofpacific.org/

LA ZOO Lights

If you’re looking for inspiration to get into the holiday spirit then the eye-popping, bright LED lights at the LA ZOO will surely do the trick. Walk around the zoo and watch it light up with color all throughout the park with an array of colors. Most of the animals will be asleep, but there will be reindeer wide awake next to Santa you can capture a great picture with.
For more info visit http://www.lazoolights.org/
Where: LA ZOO
When: Nov. 17-Jan. 7

Sundance Square Parade of Lights

Each year downtown Fort Worth is illuminated with glowing lights in the annual Sundance Square Parade of Lights. The night of lights features 100 illuminated entries, marching bands and cowboy Santas accepting presents to help give children in Fort Worth a brighter holiday. Don’t miss all the unique floats in this year’s theme “The Wonder of it All.”
For more info visit: http://www.fortworthparadeoflights.org/parade-information/program-and-schedule/
Where: Downtown Fort Worth, Texas
When: Nov. 28

Fort Worth YMCA Turkey Trot

Bring the family down for the fun on Thanksgiving day morning with the YMCA turkey trot run/walk. Take part in at 10k a 5k or a 1k gobbler trot for kids. All benefits of the race go towards the scholarship and youth program of the YMCA to help keep saying Yes to those who otherwise would not be able to participate.
For more info visit: http://fwtrot.org/
Where: Frost Bank
When: Nov. 23

For some Notaries, fees are not top-of-mind because they use their commissions for their jobs and either provide their services for free or turn the fees over to their employers. Their salaries are their lifeblood. But if you are trying to earn extra income or run a full-time Notary business, what you are allowed to charge clearly matters.

While the state views you as a public servant, the private citizens or companies that hire you view your fraud-fighting services as essential to achieving their business goals. That’s where your value really shines — and opens the door for earning more than your state-regulated fees. Consider these proven strategies for making the most out of your Notary commission:

Add ‘Mobile’ To Your Notary Title

By becoming a mobile Notary, you travel to a customer’s home or office to perform notarizations. And because of this personalized service, you may charge separate fees for your travel, office supplies, printing or other non-notarial services.

Depending on where you live, you may be able to charge separate travel fees. You may be able to charge the standard IRS mileage rate of .54 cents per mile (2016 rate). Or you might charge flat fees for distances up to 25 miles, 50 miles and so on. Some mobile Notaries charge a flat fee for the entire visit based on travel, administrative services and the number of notarizations needed. How you break down your service fees beyond notarizations generally is up to you, but you should always make sure your client understands and accepts the fees before the appointment.

Valerie Barrett, an experienced mobile Notary in Orange County, California, also charges separate service fees if a mobile Notary request requires additional services or takes place under unusual conditions. For example, sometimes she will be asked to travel outside business hours (such as before 8 a.m. or after 7 p.m.), or the notarization may take place on a holiday or at an unusual location such as a jail or airport. In these situations, Barrett contacts the signer in advance to let them know that there will be an additional service fee charged separately from the statutory notarization fee.

Barrett prepared a personal fee checklist for special services that she uses as a reference when negotiating travel or other additional requests such as photocopying documents for a customer. “It’s important to factor in your expenses and keep them in mind when negotiating travel and service fees,” Barrett said. “For example, if I’m going to a jail facility to perform a notarization, I know I will usually be charged for parking. I add that to my travel fee for the trip.”

A few states set limits or specific amounts that can be charged for travel — for example, Maryland allows mobile Notaries to charge $5 plus 31 cents per mile for travel expenses. Always be sure to follow any state rules regarding travel or other service fees, such as photocopying fees. It’s also recommended that you explain to the signer that your travel or administrative fees are separate from the fee for the notarization. And be sure to let the signer know if you charge a travel fee even in the event the notarization can’t be completed due to unforeseen circumstances.

Making a mistake during a notarization can have serious financial and legal consequences for California Notaries — and deliberately breaking the law leads to even more severe penalties. This guide will help familiarize Notaries with the Golden State’s Notary laws and penalties for misconduct.

Penalties For Notary Misconduct In California

If a Notary commits misconduct, penalties under California law fall into four main categories:

Disciplinary action by the Secretary of State: The Secretary of State can refuse to appoint any person as a Notary, or suspend or revoke a Notary’s commission for many violations listed under Government Code 8214.1.

Civil Penalties: In addition to disciplinary action taken against a Notary’s commission, Government Code 8214.15 authorizes the Secretary of State to fine a California Notary up to $750 for negligent misconduct. If the Notary willfully committed misconduct, the maximum fine increases to $1,500 (see “Negligence Vs. Willful Misconduct” below).

Criminal penalties: If the Notary’s misconduct constitutes a misdemeanor or felony under the law, the Notary may be sentenced to jail time or other criminal penalties in addition to any disciplinary action and civil penalties.

Lawsuits: If the Notary’s misconduct harmed a private individual, the Notary may be sued in a civil lawsuit.

It’s important to understand that misconduct can result in a Notary facing multiple penalties. For example, if a Notary was found negligent for failing to properly complete and seal an acknowledgment on a real estate document, the Secretary of State could impose a civil penalty, and suspend or revoke the Notary’s commission as well if deemed appropriate. On top of that, if the Notary’s error resulted in a financial loss for the signer, the signer could also sue the Notary to recover any damages resulting from the faulty notarization.

Negligence Vs. Willful Misconduct

For example, a California Notary who negligently failed to complete an acknowledgment certificate correctly could be required to pay a civil penalty up to $750 and have their commission denied, suspended or revoked (Government Code 8214.1 and 8214.15). However, if the same Notary deliberately falsified information in the acknowledgment certificate, the Notary faces a maximum civil penalty of up to $10,000, and is considered to have committed forgery (Civil Code 1189[a][4] and Penal Code 470[d]), a crime punishable by up to a year in prison (Penal Code 473[a]).

Examples Of Misconduct

One of the biggest issues facing Notaries — especially inexperienced ones — is that many don’t realize until it’s too late that a seemingly harmless action violates state Notary laws and can result in serious consequences. Here are some examples:

Failure to secure your journal and seal. California Notaries are required to store their seals and journals in a locked, secure area when not in use. Carelessly leaving a seal out unattended could result in it being stolen or used to commit fraud, while leaving a journal unsecured could give someone access to sensitive private information. Failing to keep a seal or journal under your control is a misdemeanor offense (Government Code 8228.1[a]; see also Government Code 8214.1[o]).

Ignoring identification requirements. Sometimes a family member, friend or coworker may bring you a document and ask, “I don’t have my ID, can we just proceed without it?” The answer is: Don’t do it. All notarizations require following California’s identification rules. Willfully failing to discharge faithfully any of the duties required of a Notary is punishable by up to a $1,500 civil penalty (Government Code 8214.1[d] and 8214.15[a]). Depending on the type of identification violation, the civil penalty could skyrocket to $10,000 (Civil Code 1185[a][1][B]). If the Notary willfully failed to identify the individual for an acknowledgment and then willfully signed and sealed an acknowledgment certificate stating the Notary identified the individual when he or she did not, that could be an additional civil penalty up to $10,000 (Civil Code 1189[a][4]). And, as we have seen, making that false certification in an acknowledgment could be forgery as well.

Failing to obtain a required thumbprint for your journal entry. The thumbprint is an important fraud deterrent, and California Notaries are required to obtain a signer’s thumbprint in their journal entry when notarizing a deed, quitclaim deed, deed of trust, power of attorney or any document affecting real property. Failing to obtain a required thumbprint for your journal entry can result in a civil penalty of up to $2,500 (GC 8214.23[a]).

Unauthorized practice of law. Notaries who are not attorneys are prohibited by law from offering legal advice or answering questions on legal matters. What many inexperienced Notaries don’t realize is that seemingly innocuous actions like choosing which notarization to perform on a signer’s behalf or telling a signer what document they need for their needs are violations of state law. Giving unauthorized advice can result in loss of a Notary’s commission as well as additional penalties (Government Code 8214.1[g] and Business and Professions Code 6126).

Housing repossession and foreclosure are legal processes that both refer to a creditor taking away your home. These processes are similar, but they have significant differences.

“Foreclosure refers to the process that your lender must follow if you go into default on your home loan and stop making payments,” says real estate expert Michele Lerner. States have different regulations for how long the foreclosure process can last, she adds. “In some areas, a foreclosure can happen within a few months, and in other places, it can take a year or more.”

In foreclosure, a house is sold as collateral after the homeowner’s default on their loan. Housing repossession is a more general term for when a mortgage lender or loan provider takes ownership of a property because the owners haven’t paid their bills. It’s a consequence of foreclosure. A home isn’t considered repossessed until a foreclosure becomes final.

Foreclosure can be a long process

Homeowners typically have to be at least 120 days late on their mortgage payments before their bank or lender starts a foreclosure. The average time it takes to complete a foreclosure is 625 days, according to the National Association of Realtors®, although it varies by state.

Repossession of the property doesn’t typically happen during the foreclosure process.

“You don’t need to move out when foreclosure proceedings begin,” Lerner says. “If the foreclosure process is completed, you will be given a date on which you must leave the premises.”

What to do if you face foreclosure

Most banks are willing to work with homeowners who are missing payments, especially if there is a legitimate hardship.

Homeowners who are dangerously close to having their home foreclosed on shouldn’t wait long to contact their lender.

“If you get into trouble, don’t pretend nothing is happening. Take action,” says Field. “If you contact your servicer and explain what is happening, you have a chance of saving your home.”

Additionally, there are resources to help you navigate your options. The U.S. Department of Housing and Urban Development can connect homeowners facing foreclosure with housing counselors who can give you free assistance. The sooner you contact either your lender or a counselor, the better your outcome is likely to be.